Free written scope consultation - allowances, timeline, and change-order rules on paper before a single trade is scheduled
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AfterFast, Reliable Kitchen Remodeling Across Sunset
Kitchen remodeling in Sunset typically costs between $14,000 and $45,000 for a full project, and most of the kitchens we build in the 33173 zip code take four to eight weeks from first cut to final inspection. If you live off SW 72nd Street or near the Snapper Creek area, you already know the homes here: concrete block ranch houses from the 1970s that were built years before Hurricane Andrew changed everything. That matters for your remodel. We’re Barrett & Sons Construction, and we’ve opened enough walls in Sunset to know what’s behind them. Call (877) 610-1318 and we’ll walk through it with you before you spend a dollar.
Why Barrett & Sons Construction Is Sunset’s Preferred Kitchen Remodeling Company
We’re not a franchise that sends strangers to your door. Tom Barrett started this company in 1998, and his sons run the crews. When we say we know Sunset, we mean we’ve pulled county permits on kitchen remodels between Sunset Drive and Kendall Drive, and we’ve had coffee at the places on Bird Road before heading to a job. That local knowledge changes how we bid: we know which homes on your block still have aluminum wiring, which ones have already been retrofitted, and which ones will need a wind-mitigation update once the inspector comes through.
Our Kitchen Remodeling team has built a reputation in Sunset for one thing: putting the real number in writing before the first cabinet comes out. No phone-quote bait. No surprise invoice at the end. Every change order is written, priced, and signed by you before work moves. If something isn’t done right, our 90-Day Done Right Promise means Tom comes back and makes it right. One call.
Live people answer our phones around the clock, background-checked crew members show up in uniform, and Tom publishes his name, address, and license number so you can look him up before you sign anything. We’re Kitchen Remodeling in Sunset the old way. Permits pulled, inspections signed, and a face you’ll see at the hardware store on Saturday.
Key Takeaways
- Full kitchen remodels in Sunset run $14,000-$45,000; small kitchens run $9,000-$20,000.
- Every permit routes through Miami-Dade County’s HVHZ review, even for interior work.
- Written change orders before any scope change: no surprise bills, ever.
- Free estimates. Call (877) 610-1318.
Our Kitchen Remodeling Services in Sunset
Full Kitchen Remodeling
A full kitchen remodel in Sunset usually means taking a 1970s CBS ranch kitchen down to the studs and rebuilding it for the way you actually cook. For us, that starts with inspection, not imagination. We check the roof-to-wall connections, the electrical panel, the supply lines, and the slab before we ever price cabinets. Then we build a fixed scope with allowances you can look up: KraftMaid cabinet lines, Cambria quartz tops, named materials with real warranty backing. We pull the permit, the county inspector signs, and you get a written number before we start.
Cabinets & Countertops
Cabinet installation in Sunset typically runs $4,000 to $13,000 depending on footprint and finish. Countertop work runs $2,000 to $6,500 for most quartz or granite installs. Here’s what matters on this side of Kendall: the humidity and the sea air are rough on cheap cabinet boxes. We spec plywood boxes and soft-close hardware that won’t warp in a Sunset summer. And if your existing cabinets are sound, refacing can be the right call, not a downgrade.
Backsplash, Tile & Flooring
Backsplash installation in Sunset runs about $800 to $2,500 for a typical 30 to 40 square foot run. Tile floors in a kitchen here take a beating from sand tracked in off the driveway and humidity that never quits. We use porcelain and rectified tile where it makes sense, with epoxy grout in wet zones. If you want the tile work to hold up, this is where the cheap grout fails first. We won’t use it.
Kitchen Design & Layout
Design is where a Sunset remodel usually goes wrong before it starts. You can’t just move a sink against an interior wall and call it done. The oolitic limestone bedrock under this part of unincorporated Miami-Dade sits inches below the slab. Cut a new drain line and you’re not digging; you’re jackhammering. Our Kitchen Design & Layout work accounts for that on day one: we map plumbing against the slab so your island sink doesn’t become a two-day demolition surprise. We design around the code, not after it.
What happens when you call
- 1
A real person answersNo phone trees - you reach a local pro.
- 2
You get an upfront price rangeHonest numbers before anyone is dispatched.
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A background-checked tech heads outLicensed & insured, dispatched right away.
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You approve before work beginsNothing starts until you say go.
Trusted Brands We Service in Sunset
We stock and install brands with active Miami-Dade NOAs because that’s what a Sunset inspector checks. For impact-rated openings in a kitchen remodel, we regularly work with PGT, Simonton, and CGI systems, all of which carry current product approvals for the HVHZ. For counters and cabinetry, we lean on Cambria and KraftMaid. Means you can look up every material on your estimate and verify it yourself. That’s how you should buy a kitchen.
Common Kitchen Remodeling Problems We See in Sunset Homes
- Pre-Andrew wiring hiding in the walls. We open a 1973 kitchen off Miller Drive and find aluminum branch circuits or cloth-wrapped copper. Once the wall is open, the county requires bringing that circuit to current code, which can add a panel upgrade and several thousand dollars. We find this before we quote, not after you’ve committed.
- Oolitic limestone just under the slab. Moving a sink, adding an island, relocating a gas line, any of it hits limestone almost immediately. We budget for the jackhammer work and the extra time in the original number. Most contractors don’t mention it until the invoice.
- HVHZ product approval surprises. You’d think cabinet replacement stays clear of wind-load review. But move a window or swap a sliding door during the remodel, and the inspector checks the new unit’s NOA number on the packaging. No current Miami-Dade NOA, no signature. We only install approved products, so you don’t fail inspection.
- Failed waterproofing along the roofline. Sunset’s June to October rains find every gap where a kitchen addition meets an older wall. If we’re doing a partial remodel or opening up an exterior wall, we inspect that transition and include flashing or membrane work in the scope. Done right before drywall, it’s a line item. Skipped, it’s a mold problem in three years.
Pricing for Kitchen Remodeling in Sunset, FL
Below are the ranges we quote for Sunset work. The numbers we give you in writing will be based on the footprint, the condition behind your walls, and the materials you choose. You’ll get a fixed number with allowances named and change orders agreed to before work starts.
| Service | Typical Range in Sunset |
|---|---|
| Kitchen Remodel | $14,000-$45,000 |
| Small Kitchen Remodel | $9,000-$20,000 |
| Cabinet Installation | $4,000-$13,000 |
| Countertop Installation | $2,000-$6,500 |
| Backsplash Installation | $800-$2,500 |
| Kitchen Island Installation | $3,000-$10,000 |
On a four-decade-old Sunset home, the number that moves is structural. When our crew opened a load-bearing wall on a 1973 CBS ranch off SW 72nd Street, the original roof-to-wall connection was just toenailed, no hurricane straps at all. We stopped work, wrote a change order for Simpson Strong-Tie retrofit clips with an active NOA, and waited for the county inspector to sign before any drywall went up. That one item added roughly $1,400 to the job, and we told you about it before we spent it. That’s how we protect the number: the unknown gets priced at discovery, in writing, with your approval. Estimates are free. Call (877) 610-1318 to get one.
We Also Serve Cities Near Sunset
Our crews work throughout Sunset and the surrounding communities, including Olympia Heights, Westwood Lake, Richmond Heights, and Kendale Lakes. Same owner, same sons on the trucks, same written-change-order promise, no matter which side of the Snapper Creek you live on.
Serving Sunset, FL - Our Local Coverage Area
We’re based in the Sunset area and know this community well. Use the map below to see our service coverage - if you’re nearby, we can almost certainly help.
FAQs - Kitchen Remodeling in Sunset
No. A cabinet and countertop replacement with no change to plumbing, electrical, or walls usually does not require a building permit in unincorporated Miami-Dade. The permit triggers when you move a sink, relocate a gas line, alter a load-bearing wall, or swap any window or exterior door. That’s the gray area, and it’s where Sunset remodels get expensive: once the county insulator sees an opening changed, the HVHZ product approval review applies. We’ll tell you before you start whether your scope crosses that line. Call (877) 610-1318 for a straight answer.
Because pre-Andrew homes in Sunset hide things no one can see behind drywall: aluminum wiring, rotted sill plates, missing hurricane straps, failed waterproofing. A responsible contractor finds these at demo and writes a change order. A bad one pretends they were always in the number. We write the discovery, the repair, and the cost on paper and get your signature before we proceed. That’s why our original quote includes allowances for the most common Sunset conditions, so the discovered work isn’t a bolt from the blue. Call (877) 610-1318 and ask us what an allowance looks like in writing.
No. The replacement window or door must carry a current Miami-Dade Notice of Acceptance, or the county inspector will reject it. A unit approved in Broward or Palm Beach may not be approved here if its NOA lapsed or never covered Miami-Dade’s HVHZ. We install PGT, Simonton, and CGI products with active approvals and kept paperwork. If your heart is set on a specific unit, we verify the NOA before you buy. Call (877) 610-1318 and we’ll check it.
We assume limestone from the start. Moving a sink or adding an island drain in Sunset means cutting through oolitic rock that sits just under the slab. That’s jackhammer work, not shovel work, and it’s louder, slower, and more expensive. We price that excavation into the quote, not as a surprise later, and we plan the drain route to minimize the cut. If you’re planning an island sink, tell us early so the design works with the rock, not against it. Call (877) 610-1318 and we’ll walk your kitchen.
It’s three lists: the county’s, ours, and yours. Ours covers tile lippage, cabinet alignment, grout lines, and paint. Yours covers anything you see that doesn’t sit right. The county’s list is different in Sunset: HVHZ strap inspections, NOA paperwork on any changed opening, electrical and plumbing finals, and a signed permit card. We don’t call the job done until all three are clear, and your 90-Day Done Right Promise starts the day you sign off. Call (877) 610-1318 with any question about the process.
Written by Tom Barrett, Owner at Barrett & Sons Construction, serving Sunset since 1998.